Averaged across January to July, the median detached sale price across Upper Mission, Kettle Valley, Lower Mission and Crawford Estates is $1,336,929 in 2026 against $1,332,143 in 2022 — a difference of 0.36%. The market fell 13.7% in between and has spent two years climbing back. In nominal dollars, four years of this cycle have produced almost exactly nothing.

+0.4%2026 vs 2022

−13.7%Peak to 2024 trough

+16.4%Off the trough

I write a lot of posts about what a neighbourhood costs right now. This one is about something buyers ask more often and get answered less honestly: where are we in the cycle, and did the correction actually end?

The five-year round trip

Below is the average of the monthly medians for January through July, pooled across Upper Mission, Lower Mission, Kettle Valley and Crawford Estates. I use the seven-month window because 2026 has only seven complete months, and comparing a partial year against full years would flatter or punish it depending on the season.

Year	Jan–Jul median	vs 2022
2022	$1,332,143	—
2023	$1,217,107	−8.6%
2024	$1,149,018	−13.7%
2025	$1,277,707	−4.1%
2026	$1,336,929	+0.4%

Interior REALTORS® Matrix, Central Okanagan, single-family detached, Upper Mission + Lower Mission + Kettle Valley + Crawford Estates pooled. Average of monthly medians, January–July of each year. Series of 3,974 sales. Pulled 5 August 2026.

Two things stand out. The fall was real and it was not small — 13.7% off the seven-month average, concentrated in 2023 and 2024. And the recovery has been faster than the fall: up 11.2% in 2025 and another 4.6% so far in 2026.

The recovery is broader than one good month

A round number like “back to 2022” is easy to produce by accident if one strong month drags an average. So I checked it month by month rather than on the average alone.

Against 2024 — the bottom of this cycle — every single month of 2026 has come in higher. Seven out of seven. Against 2025 it is five of seven, with March and July slightly lower. Against 2022 it is only four of seven, which is the honest qualifier on the headline: 2026 has matched 2022 on average, not beaten it, and it has done so with a couple of unusually strong months rather than a uniformly higher year.

What this number is and is not. A median is the middle sale, so it moves with whichever houses happened to trade that month, not only with value. February 2026 pooled at $1,585,000 and March at $1,152,500 — a 27% swing in four weeks that is mix, not a market event. That is exactly why I pool these neighbourhoods and average seven months instead of quoting a single month. It is also why I do not publish month-over-month trend claims for Kettle Valley or Crawford Estates on their own: their samples are too small to carry one.

Nominal is not real

Every figure here is in nominal dollars. Prices being flat against 2022 in nominal terms means they are down in real terms, because the money itself bought less in 2026 than it did in 2022. Anyone who bought at the 2022 peak and is measuring their position today should be honest with themselves about that, and anyone who bought in 2024 has done genuinely well — 16.4% off the trough in two years.

Over a longer arc the picture is different again. In January 2016 the pooled median was $651,000. July 2026 came in at $1,265,000, which is 94% higher across a decade and a half-cycle. The Missions have been a good ten-year hold and a poor four-year one, and both statements are true at once.

What I would do with this

If you are buying: the window where you could quote the 2024 correction back at a seller is closing. It is not closed — four of seven months in 2026 are still under the 2022 equivalent — but the argument is weaker every quarter, and it is weakest in Upper Mission where 2026 monthly medians have run to $1,585,000.

If you are selling: do not price off the 2022 peak. Your neighbour’s 2022 sale is not a comparable in 2026 even though the averages now match, because the mix that produced each number was different. Price off what has actually traded on your street in the past six months.

If you bought in 2023 or 2024: you are ahead, and by more than most people in that position realize.

The current neighbourhood-by-neighbourhood picture sits in the Upper Mission market report, and if you want to see what is on the market against these numbers today, start with Upper Mission homes for sale.